Standing Tall in Arlington

By Beth Herman

Loosely translated from the Greek, Macedonian means "tall one." Though the eponymous 36-unit apartment building in Arlington, Va., 2229 Shirlington Road, may be only four stories high, it clearly stands tall among its residential peers as the first new construction multifamily affordable housing development in the city to achieve EarthCraft certification. EarthCraft is the standard by which the Virginia Housing Development Authority (VHDA) evaluates energy efficiency.

With a confluence of ideals reflecting community enhancement and sustainability, nonprofit affordable housing developer AHC Inc. and property owner Macedonia Baptist Church partnered in 2008 to conceive the Macedonian. Opening this month in a historically African-American neighborhood comprised largely of single family detached bungalows and newer town homes, by design the building trumpets the church’s mission, as stated on its website, to help transform people’s lives.

“The county had undertaken a big redevelopment process for this community, developing a new planning tool called the Nauck Village Center Action Plan (in 2004),” said John Welsh, AHC director of its multifamily division. Constructing the nearby 94-unit Shelton in 2007, winner of two AIA/DC awards and one Arlington County Design Award, Welsh and colleagues soon entered into a dialogue with the church about the church-owned parcel that would eventually become the Macedonian.

Offering development expertise and acquiring funding in the form of $3.9 million in VHDA tax-exempt bonds, $2.7 million in tax credit equity, $550,000 in deferred development fees, a county cash flow note of nearly $3.5 million, and TCAP funding of about $2.4 million, AHC teamed with Bonstra Haresign Architects and Bozzuto Construction to create a multi-use structure that also designates 2,000 s.f. of commercial space for shops and the church-affiliated CDC, and acts as an incubator for several area start-up businesses.

Air Share

According to Thomas Wallinga, AHC construction manager and former architect with Bonstra Haresign, while energy efficient lighting and appliances were standard on the path to EarthCraft certification, additional unit sealing to prevent energy leakage was high on the construction agenda, as were low-emissivity double-pane windows and low-flow fixtures.

"But the most unusual thing we did was actually the mechanical system,” Wallinga said, identifying a Mitsubishi variable fluid flow (as opposed to air flow) system: the CITY MULTI R2-series. Used largely in Europe and Asia, up to nine units operate off of one condenser in a two-pipe system, according to Wallinga. In this respect, energy is shared between individually-metered units so that one tenant can use heat and another air conditioning, simultaneously, a common practice in transitional seasons like spring and fall. “It balances things out at a much higher efficiency level than typical heat pumps,” he explained.Per Welsh’s description of the process, the Mitsubishi product works like an old hydronic system but utilizes Puron, an environmentally safe refrigerant. He explained that the system is relatively new in the U.S., has not been used residentially, and there is no existing method to determine a SEER (seasonal energy efficiency ratio) rating.

Virginia Tech is said to be studying the product for testing and rating purposes. In order to meet aesthetic standards as well as sustainable design goals, the team located nine Mitsubishi condensers in the ventilated parking garage, instead of as eyesores on the lawn or the roof, in part to showcase a modular “live roof” system that includes concrete paver patio space for residents. Featuring sedum, large individual trays of plantings sit atop a secured, reflective, watertight roof membrane to reduce storm water runoff. Green carpeting suffuses the patio area to the parapets, with stone edging, so the roof membrane is not visible.

Framing was done in 2x6 construction, with Lycene—a closed-cell spray insulation system—used for optimal energy efficiency. Low-VOC paints and sealants were used, and recycled content is evident in materials that include carpeting, though carpeting was kept to a minimum.

A floor for more

“We wanted something that looks better and is more durable in terms of tenant changeovers,” Wallinga said, citing the use of Amtico flooring. A vinyl product that is “heavy duty” but aesthetically imitates fine wood, the 4x36-ft. strips resemble a warm cherry floor, the results achieved by photographing wood and transferring to the vinyl printing process for a plank look. While bedrooms are carpeted, kitchens, living rooms and hallways utilize Amtico, with any damage easily rectified and expense mitigated by replacing just a single strip, when necessary.

“The building is also smoke-free—you can’t even smoke on the balconies” which is what the church wanted in its pursuit of a healthier environment, Welsh explained. “And by cutting the use of carpeting by 50 or 70 percent, we’re cutting down on allergens for a better breathing environment, not to mention decreasing maintenance costs and landfill impact by having to rip it out when someone moves out.

Five designated ADA units have requisite roll-under kitchen and bathroom cabinets and roll-in showers, with audio-visual adaptation if a tenant is hearing or visually-impaired, but all other units are partially adaptable if necessary. Noting 529 people had made inquiry about the building, Welsh said 64 applications had been received to date and about a dozen residents have moved in.

"The Macedonian looks like market-rate apartments,” Wallinga said. “There’s nothing to distinguish this type of affordable housing from anything you’d see in a condo or market-rate building.”

photographs courtesy of Anice Hoachlander and Thomas Wallinga

Adams Morgan 1950s-era Auto Dealership Back on the Market

Booze-filled, bauble-covered bodies course through Adams Morgan's main ventricle, 18th Street, hopping in-and-out of bars and filling out a strip of nightlife that is arguably unrivaled elsewhere in the District. Two blocks east, running virtually parallel to 18th, is Champlain Street.

At 2329 Champlain Street NW, there is a 30,000+ sf building that at first glance appears to have been built out of river rocks. Brick-and-cement in actuality, the structure was built in 1957 to house an auto dealership, and later became the Brass Knob warehouse, until 2004.

Adjacent to the lofty warehouse space, at 2335 Champlain Street NW, is a compact, 100-year-old brick building, and former site of the Georgetown Plating Polishing & Repair Co.

First sited for redevelopment in 2005, a plan to turn the combined properties into a 22-unit multi-family residence was approved in May 2006, but crashed around '07/'08. Involved parties are now back on their feet, for the most part.

Gourley & Gourley LLC was the lender in '05, and is now the owner, and selling.

In February of this year, Gourley & Gourley, along with counsel Holland & Knight, and with conceptual drawings by Bill Bonstra of Bonstra│Haresign Architects, approached the Board of Zoning Adjustments with the request to bump up the 2006 design of 22 units to 31. The BZA approved the change in March.

The approved 31-unit design now needs a developer, and finding one rests with Robert Meehling of CB Richard Ellis. Meehling seems confident. Blaming time and circumstance for killing the first go at developing the adaptive reuse project, Meehling said he believes the area has a solid market for units pegged at $550 to $600 psf.

The current, but still evolving, design will preserve the existing façade, and add two levels of high-ceiling units. According to Bonstra, the design will incorporate "raised bedrooms" on the first two floors, while playing with a glassier, full-window concept above, and will overall honor the "neighborhood aesthetic." The auto dealership/warehouse portion was built with 1.5' thick walls, which will be preserved, but the use of the smaller brick structure is yet to be determined.

D.C. Real Estate development news

14th Street Condos Moving Ahead?

Construction of one of 14th Street's condo projects is inching closer to reality now that initial site work is taking place at the corner of 14th and R Streets, NW. Developer Habte Sequar purchased the land for $3.8m in November of 2009, with a goal of a beginning construction this time last year. But with financing more difficult than expected, the site in the middle of the 14th Street corridor has remained vacant since, pending adequate financial backing.

Sequar says the current construction is merely "testing dirt," rather than an official start to construction, but that "the project is getting closer" to breaking ground, and promises more information within a few weeks.

Architect Bill Bonstra of Bonstra | Haresign confirms that the project is all but ready for construction. Bonstra initially designed the project for a prior owner, and Sequar has made only minor changes to the project since his purchase, says project architect David Baker. The 6,000 s.f. lot will sport 30 condos and an 18 space garage beneath the building. Ellisdale is managing construction of the project. The 30,000 s.f. building will feature glass and buff limestone prominently on three sides, with red brick fronting R Street, and is designed to give a nod to 14th Street's automobile row legacy. Baker wagered a rough estimate of 14 to 16 months build out.

The long gestation time might sync the project with a greater appetite for condos than it now has, but the timing also puts completion at the same time as the District Condos, which is under construction and will deliver 125 units around the same time. PN Hoffman also has a planned condominium project across the street, and though timing of that is uncertain, construction may be underway as Sequar's property is completing, making for 3 condo projects within a block. Sequar also built the Rhode Island condos at 440 Rhode Island Ave., NW, completed in 2009 and still selling, and the Renaissance Condos at 1618 11th St., NW, a 16 unit building that completed in 2007 and sold out last month. Sequar has plans for another project just north of U Street that has not started construction yet.

Washington D.C. Real Estate development news

Arlington's Affordable Housing: Macedonia Near Completion

Bonstra Haresign Architects and Nauck Development Partners (NDP) have nearly completed construction of Macedonia, the affordable housing building for the Macedonia Baptist Church in Arlington. NDP is a partnership between the Church, the Bonder and Amanda Johnson Community Development Corporation (BAJCDC) and AHC Inc.

"We've tried hard to create a building that does not look like affordable housing," said David Baker, senior architect at Bonstra Haresign.

Construction for the four-story building of 36 one-and two-bedroom units began in 2009 and will be available for move-in by the end of this month for residents making less than 60% of the area's median income. 40,000 s.f. of space will be dedicated to offices, one of which will house the BAJCDC. The $14 million project was funded by low-interest loans, a county grant and $6 million in county funds.

The most challenging aspects of the project has been the topography of the parcels at 2219, 2229 and 2237 South Shirlington Road. "There's a large slope which means the rear at Garfield is ten feet higher in the back. This made addressing parking access more of a challenge," said Baker.

The building is EarthCraft certified, Virginia Housing Development Authority's version of LEED certification. Every tenant will have a balcony as well as access to the lower green roof common area.

Along with AHC Inc. and JBG, Bonstra Haresign is also designing The Jordan, a four-story, low-income, 90-unit building three blocks from the Ballston Metro. The Jordan is similar to the Macedonia in that both buildings are predominantly masonry, said Baker.

The development resides on the former Bob Peck Dealership and Showroom site at Wilson Boulevard and North Glebe Road. JBG is now building out its plans for 800,000 s.f. of mixed-use development at the location, requiring a land swap between JBG and AHC.

Baker said The Jordan will be ready by the end of this year.

Arlington, Virginia real estate development news

Two Story Restaurant for 14th Street Historic Building

A two-story restaurant with a soon-to-be-named tenant will fill the vacancy at 2208 14th Street, NW. The project has been helmed by Kensington-based N & C Construction, LLC and Bonstra Haresign Architects, the firm behind Studio Theatre and Parker Flats at Gage School.

In 2005, the building had been abandoned and was purchased by Neftali Benitez of N & C, with Bonstra Haresign signing on in 2006, said Brian Forehand, project leader for the design firm. The historic building will maintain several facets of the original, in compliance with Historic Preservation Review Board guidelines. "To the right of the facade, we have preserved an original door and window detail," said Forehand. "The left section is modified in that we will create a more contemporary bay and a new entry canopy." Much of the base building renovation has been completed. Additional work will include expansion of the storefront as well as expansion of the back of the building.

The former rowhouse-turned-retail has an interesting history as documented by The Humanities Council of Washington D.C. in that it had been The New School for Afro American Thought, an Afro-centric humanities organization founded by Howard University student activist (and now a Berkeley, California resident) Don Freeman and the late Washington D.C. poet Gaston Neal in 1966. Once the school moved in 1971, it fell into disrepair and was eventually abandoned.

The building is one of many developments burrowing down on 14th Street, the others of which include Utopia, the massive, mixed use project by Georgetown Strategic Capital (GSC) that is scheduled to begin in the fall 2011. Furioso Development has begun work on a seven-story residential building at 1525 14th Street, in between Posto and Great Wall Chinese restaurants. Douglas Development and R2L Architects have partnered in the creation of a six story apartment house at 2221 14th Street. The JBG, Grosvenor and Shalom Baranes condo project broke ground this fall at 14th and S Streets, and UDR has begun initial work in the giant pit of the former Nehemiah Center at 2400 14th Street as well.

Washington, D.C. real estate development news

Tysons Takes on Colossal Development Projects

Fairfax county has officially begun work today on the second of two projects that developers hope will constitute a monumental remake of the beltway suburb. Together, the real estate megaprojects will add two metro stations, millions of square feet of office, reshape the streets, and build untold condominiums and apartments on over 50 acres of land in central Tysons. County planners today "officially accepted" the Capital One application for study, and will now begin the long process evaluating the 23 acre development as they recently did for the Georgelas Group's "Tysonsdemo" project that will transform 28 acres over 3 sites in central Tysons. The two projects have more potential to change the face of Tysons than the sum of all other proposed projects combined, and County officials acknowledge that today they can move the process from the minutia of filing requirements to public consideration of its merits.

The Georgelas project was the first - possibly of many - accepted for consideration by the county under the auspices of the newly minted Comprehensive Plan, a restructured set of guidelines designed to move Tysons from its suburban inception to an urban grid. Tysons Planners have been meeting regularly with Capital One and Georgelas executives to hammer out a workable proposal, and today's technical acceptance of the Capital One plan moves the project to a full staff review with public comment periods. The staff will ultimately forward their recommendations for the two projects to the Board of Supervisors for judgment. The turning point, albeit a technical one, was welcomed not just by the sponsoring developers but by a county that has struggled for years to craft a metamorphic plan in what has been an urban planner's nightmare - wide, high-speed streets that isolate buildings and kill meaningful retail.

"Its a big deal in the sense that Capital One [and Georgelas] are the first projects that will begin to transform Tysons" said Brian Worthy, Public Information Officer for Fairfax. "Its very exciting that these proposals are taking advantage of the new plan," said Worthy. "Capital One’s application helps to advance the transformation of Tysons Corner into a walkable, livable urban center because it proposes high-density, mixed-used development near the Metro. This is exactly the kind of transit-oriented development that the plan to transform Tysons calls for." Capital One officials were unresponsive, but other participants in the process made it clear they thought the proposal had strong transformative potential. The site plan calls for 5 millions square feet in total development - 2.1 million s.f. of office space rising as high as 392 feet, a thousand or so residential units rising 20 stories, as well as hotels, parks, plazas and retail, all connected to what will be a brand new Tysons East Metro station. The design team includes Bonstra Haresign as Urban Planner and Architect and William H. Gordon Associates as Civil Engineer and Landscape Architect.

The Georgelas Group plans to redevelop 28 acres on three sites throughout central Tysons, with 14 buildings totaling more than 6 million square feet designed by WDG Architecture and Parker Rodriquez landscape architects. The plan includes office buildings that rise up to 360 feet, a Metro station and surrounding plaza, central "civic park", apartment buildings, and retail incorporated into parking garages at street level to mask their street presence topped with "sky parks."
Development will be balanced with civic areas and hotels that planners gauge will result in an overall presence of 65% office space and 20% residential usage. All office buildings will be designed for a LEED Silver ranking and for residences to earn general LEED certification, all designed to achieve "the urban aesthetic vision for Tysons."

Still, the proposal's impact is theoretical, as the plan must meander through the approval process, and Capital One has little inclination to start building right away, or even committing to a time frame for its first building. While it tentatively calls its 15-story office building adjacent to the current headquarters "the most likely to be constructed in the near term," it only promises to keep the plan as "an option...should the need arise." Similarly, attorneys for the Georgelas Group note that a full build-out "will take years perhaps decades" to complete even under the most optimistic scenario. Work will begin first around the new Tysons West Metro station with its tallest office building and possibly a condominium and retail element at the same time, but no timeframe is even hinted at in the planning documents. Cityline Partners and Mitre will likely precede the two with plans for a 340,000 s.f. office building likely to move more quickly through approval and into construction.

"We're at the start of a 40 year process," says Worthy, cautioning against expectations of a sudden transformation for Tysons. In fact some involved in the process see significant technical and practical hurdles in a vision that ties in Metro stations and extends streets while attempting a more cosmopolitan texture. "These guys will be guinea pigs for a brand new process," says one source familiar with negotiations, "all of this is too new to make any bets on how quickly it will proceed."

Tysons Corner real estate development news

Hello Cupcake II

For cupcake fanatics in DC (apparently there are a lot of them), the knowledge that Dupont Circle's Hello Cupcake has been planning to expand to Barracks Row amidst the escalating cupcake frenzy is welcome news. But diversifying the catalog of cake and frosting combos is not the only thing that goes into a new location, as the new store will open with national expectations. While Penny Karas, founder and owner of Hello Cupcake, juggles the tasks of a small business owner, her husband Bill Bonstra and his colleagues at Bonstra Haresign Architects are working to make sure customers at Hello Cupcake's newest location (705 8th Street SE) will consume their sugary treats in a comfortable, colorful, and intelligently designed space.

The original

Bonstra and his team were responsible for the interior design of the first Hello Cupcake store that earned the National 2009 IES Capital Chapter Lighting Award of Merit and also won design awards in each of four categories of the AIA/DC Chapter Awards program. Bonstra said he wasn't exactly surprised, but still humbled and delighted: "We knew we had done something good, but to be recognized by your peers is fantastic." The interior space that Bonstra created on Dupont Circle seems like an upscale and modern take on an airy Candy Land dreamscape. The new space in Southeast will be a continuation of the same, says Bonstra. "The new store will be consistent with the brand that has been developed, and will play on some of the same design themes, but will also be unique, as every project and space is new and different." Bonstra will also adhere to the same LEED and Green Restaurant Association standards that governed many of the design decisions the first go around.

Hello Cupcake or Hello Kitty?

Like the Dupont Circle location, the Barracks Row cupcakery will feature lively signage, generous and inviting windows, and colorful sidewalk furniture. While the previous location was a retail space in the ground floor of a large office building, Hello Cupcake's newest venue replaces Capitol Hill Bikes in a three-story historic row-house, featuring residential units on top of the ground floor retail space. With all this, plus the addition of several planters and flower boxes, Bonstra believes his wife's new location will add "needed vibrancy" to the historic facade and the southern portion of Barracks Row. The new store has the luxury of a basement floor, which will allow Karas to jump-start the nationwide shipping operation she had included in her business plan from the beginning.

Hello Cupcake II interior rendering

Karas hopes that she can tap into some of the baseball fans that shuttle to Nationals' stadium from the nearby Barracks Row eateries. Baseball game traffic won't be back until next spring, but cupcake consumption on Barrack's row should happen before then as construction is set to finish before the first of the new year. Bonstra says that his team is in the process of securing all necessary building permits, and that some minor demolition has already begun. Energized by a few cupcake induced sugar highs, Prill Construction Group is moving speedily ahead as they oversee general contracting work.

Washington D.C. Real Estate Development News

Adams Morgan's Champlain Street Slated for a Residential Uprising

Just east of the main night life drag - 18th Street in Adams Morgan - in Reed-Cook is Champlain Street, pegged as a prime area for residential development, despite the street's struggle to overcome a crime-ridden reputation thanks to a dead end that brought cops staked out in squad cars over the past few years. Now, three projects, that will bring a combined 90 residential units to the street, look to be making moves in the next one-to-six months, the first of which will be one that was sidelined in 2009, D.B. Lee Development's boutique "Eden" condo.

Bill Bonstra designed it several years ago, the market softened, but that area of the city has seen a lot of interest, like the Brass Knob project.  "Eden - hence the name - is really about the outdoors, sustainability, and is actually designed to take advantage of the maximum sun angles of the property." "Most outdoor space for as many of the units as possible." combo of masonry and "metal panels that slice through the building almost like a knife." Fits into the neighborhood context by maintaining the street wall. 18 units, very spacious. 4 story, wood-frame on podium, parking along the back. "is really expressive of its name."

The condominium designed by Bonstra | Haresign will replace two 3-story brick rowhouses at 2358 and 2360 Champlain St; permits to level these and make way for the second coming of "the promised land" are pending. A building permit, approved two years ago, was reinstated at the end of August and an assistant with D.B. Lee confirmed that the project aims to be underway soon, with financing secured this summer.

Since 2009, the number of condo units to be tucked into the Eden has doubled, as verified by a Champlain Street neighbor, "I believe the developer is adjusting to market conditions and reducing the square footage and increasing the number of units [from 9] to 18."

The Eden will be built directly across the street from D.B. Lee's last boutique (11-unit) condo project The Erie at 2351 Champlain, completed in 2009. The Erie property is saddled up to an infill site at 2337 that was purchased in July and will be turned into a 40-unit, PGN Architects-designed condo by Federal Capital Partners and Altus Realty Partners. Construction is in the design phase and is expected to be underway in late spring/early summer of 2012.

On the other side of FCP's property, still an apple's throw away from the Eden, is the 1950s-era auto dealership and plating shop at 2329/2335 approved as a 31-unit residential project currently listed for sale with CBRE. The broker asserts there has been promising interest of late.

At the top of Champlain, only 200' north of the Eden and the Erie, developers continue to wrangle with the design for the reinvention of the 100-year-old First Church of Christ Scientist at 1700 Euclid Street NW. With a substantial footprint, the project will also extend down Champlain and overtake the headquarters of the Washington City Paper. The plan is to create a 227-room luxury hotel by the boutique-hotel mastermind Ian Schrager, with ongoing community debate over the potential effect it could have on Adams Morgan, and wide eyes regarding the $46 million tax break from the District.

It remains to be seen whether new residential in the middle of Champlain will significantly impact the street, and if the luxury-hotel-created ritz at Euclid Street will trickle all the way down Champlain to the historically rough end at Kalorama Road, recently improved with a new, flashy mural.

Washington D.C. real estate development news

Capital One Proposes a Remake of Tysons Campus

Following on the heels of Fairfax County's plan to transform Tysons Corner from a beltway exit to a citified, walkable community, financial giant Capital One has filed new plans for its Tysons Corner development, embracing the shift by proposing to turn its planned office park into a mixed-use model of urban planning. Capital One ensured future value of the land when it donated 3 of its 29 acres for an upcoming Metrorail station expected to open in 2013, a move it now seems ready to take advantage of.
Capital One had been approved for a 4-building office park on the 26-acre site just inside the beltway that it bought in 2000, but has built only one tower; in its place the company has now designed a mix of offices, parks, retail, residential and public spaces for what might someday be a live-work-walk community. No definitive time frame has been established. Capital One acknowledges that the economic outlook doesn't yet justify much of the construction, saying it has "no immediate plans" to develop the site. But "should the need arise," the bank wants an approved model in place and has stretched out its implementation over years as the climate in both financial institutions and real estate world improve.

Consolidation of Capital One's headquarters began back in 2002, when it built a 14-story headquarters on its newly acquired site. But rather than build out the remaining 3 buildings with their combined 560,000 s.f. of space, despite finally nearing capacity with 1000 employees, McLean based Capital One proposes to build on the new Tysons redevelopment plan and take the campus "in an entirely different direction" with a daunting 5 million s.f. of development. If approved by the county, the "vibrant urban center" would hold 2.1m s.f. of office space rising up to 392 feet (though just 28 stories), 980 to 1230 residential units rising 20 stories, as well as hotels, parks, plazas and retail, all connected to the Tysons East Metro station.

Few others have opted to launch similar projects; Quadrangle Development delivered the only new office building in 2009 and has held back on its approved residential development. But Capital One may have at least something in their wallet, since it is proposing a 15-story office building adjacent to the current headquarters and connected by an elevated walkway. It calls the building "the most likely to be constructed in the near term." The streetscape will be entirely reconfigured in what it calls an "urban grid system." Because the site is within a quarter of a mile of the new Metro station, density limits are eliminated, giving the region perhaps its best chance at a building that sets a new record for the area's tallest, possibly exceeding, just barely, Rosslyn's planned 390-foot Central Place tower. Capital One's application to the county will shoot for the USGBC's green building certification on each of its buildings by using green or reflective roofs, rainwater retention systems, pervious pedestrian paths, and a preference of foot traffic over vehicular access. Despite the nod to sustainability, the development will extend Scotts Crossing Road over the beltway and connect to Jones Bridge Drive on the west side of I-495, better connecting the overly wide roads that criss-cross the area.
County officials would not estimate the time frame for evaluating the application, a process that would include public hearings and studies, and presumably a series concessions between the county and Capital One; officials say they have not yet given input on the development plan.

Architects and planners envisioning the urban context include Bonstra Haresign as Urban Planner and Architect and William H. Gordon Associates as Civil Engineer and Landscape Architect. David Haresign, then Principal and Director of Architecture for Ai, assisted Capital One with initial site selection and designed the original master plan and the headquarters building, now iconic to the beltway bound as a curving "billboard" facing Tysons with the financier's logo. Like its planned successors, the first tower employed infrastructural adaptations to environmentalism, such as water-reducing plumbing, underfloor air distribution systems, pervious paving and local sourcing of materials, features not yet common at its inception.

Fairfax County real estate development news

Local Builder Starts Condo Project in Adams Morgan

A local real estate developer will turn a pair of historic apartment buildings in Adams Morgan into 43 condominiums for delivery next year. Urban Investment Partners (UIP) acquired the properties at 1801 and 1811 Wyoming Street last year for $6.9m and has plans for a $4.5m upgrade expected to complete in late 2011. Washington DC based architect David Haresign of Bonstra Haresign is the lead architect on the project, EHT Traceries is assisting with historic building conformance. The building dates from 1909 and was originally designed by architectural firm Hunter and Bell. The apartment buildings were put up for sale by Marcus & Millichap in early 2009 and went under contract shortly thereafter, but the tenants exercised their rights under DC's Tenant Opportunity to Purchase Act (TOPA) and negotiated a contract with UIP in late 2009. UIP Principal Steve Schwat say tenants will be out in about 90 days and expects renovation work to commence immediately thereafter. Schwat says he expects about 16 of the tenants to purchase their units at "deeply discounted prices", but that the building will be extensively rebuilt - "a full gut renovation" - with finishes that rival "an Ian Schrager hotel." 

Finishes will include "extensive landscaping" between the buildings, large patio spaces on the garden level units, and interior finishes like two-tone cabinetry and Cesarstone counters, pocket doors, smart wiring, gas cooking, and a bike storage room. Schwat also has designs for often overlooked roof, including "huge" roofdecks with benches and water. "People will actually want to use them," he notes. UIP has undertaken numerous TOPA re-trades recently, including the Policy in Kalorama, the Shelby in Dupont, and the Macklin in Cleveland Park, all within the past two years. "We haven't done a condominium in a couple of years, I'm excited to start that again" says Schwat. "We love the idea of working with tenants, there's alot of benefit to both parties. Whether tenants exercise their TOPA rights or not we're going to work with them to get a product that benefits everybody...many people are scared of TOPA, but for us its been a great experience." The hardware store on 18th Street will be emptied and fully renovated during the reconstruction.

Washington DC retail and commercial real estate news

Affordable Housing Comes to the Peck Site

Tomorrow the fulfillment of promised affordable housing in Ballston will be one step closer as developer AHC Inc. "breaks ground" on a parcel that was once part of the Bob Peck Dealership and Showroom site in Ballston. The project, thanks to a creative land swap between JBG and AHC during the planning process, will bring 90 units of affordable housing within a quarter mile of the Ballston Metro Station, 66 more than would have been possible without the swap. Tomorrow's celebration is not exactly a traditional groundbreaking, as JBG already began construction on the neighboring office building and the parking garage that will sit below the new residential project. But who doesn't love a party?

Designed by Bonstra Haresign Architects and developed by AHC, on a portion of the JBG Companies' land, the new building will sit on top of the 600+ space garage, which will largely serve JBG's office building. Work on the garage by JBG's general contractor, Clark Construction, is nearly complete and in July, AHC and Harkins Builders will begin work on the four-story affordable residential project. According to Curtis Adams of AHC, the project should deliver by summer of 2011.

The land swap made for "complicated real estate" admitted Adams, but "everyone agrees that the best land use came about in the end." AHC originally owned Jordan Manor, which sat across the street at Wilson Boulevard and North Wakefield Street, and wanted to develop a denser project than planning would likely allow. Nearby, JBG sought a lower density residential project to neighbor its large office project. So after some prodding and negotiating, they swapped, keeping the density all on one site. JBG will develop 28 townhouses on AHC's 1.1-acre Jordan Manor Site, keeping it lower density.

The entire development on the "Peck site" will deliver two office buildings with over 400,000 s.f. of office space (pictured at right) and 36,000 s.f. of ground floor retail space, designed by Cooper Carry.

Arlington, Virginia real estate development news

Historic Gales School: The Anti-Shelter?

Though the Fenty Administration is keeping mum on the names of the Gales School RFP respondents, two of the three submitting teams have provided DCMud with details of the projects they hope to build on the visible and historic downtown site.

The Central Union Mission, which now operates out of Logan Circle, has plans to match the service they now offer nearby, expanding from 135 beds to at least 150 beds for the men's Christian homeless shelter. The Mission plans to add to the rear of the building with a design by Cox Graae and Spack Architects of Georgetown, a build-out that would allow for kitchens and extra classrooms.

Meanwhile, a joint venture between Ready, Willing & Working Inc. (RWW), the Doe Fund Inc. and Building Partnerships also met the RFP deadline in March. The RWW team has proposed a conversion into a facility providing housing and job training for upwards of 100 homeless and formerly incarcerated men. The RWW program currently supports only 20 men at a time, without housing, in its undersized trailer on the grounds of Union Station.

According to Patty Brosmer, President of RWW, her team offers "not just an overnight shelter," but rather a "more comprehensive" solution with plans for a "long-term shelter and opportunity center," with men receiving on-site training and support. RWW partners with local Business Improvement Districts (BIDs) to provide the men with a job and income. "The biggest thing we can do for the homeless is give them job opportunities," said Brosmer. Generally men remain in the program for 9-12 months, during which time - ideally - they learn a new skill, save money, and ultimately move on to affordable housing and stable employment. Brosmer said that with a waiting list of 150 names, there is no shortage of men seeking help from RWW.

With Bonstra Haresign Architects designing the project, the RWW team intends to transform the Gales School from its current state as "a hole in the urban fabric" into a vibrant new "Center for Opportunity." According to a press release, the architects plan to "respect and preserve the dignified character" of the 120-year old building. The exterior masonry will be restored and fitted with historically correct windows, and the four chimneys along the roofline will be restored, plans that must go before the Historic Preservation Review Board. The new interior will feature a "state of the art kitchen" for teaching culinary skills, conference and training areas, and of course beds. The Gales School Center will have "great food and a nice surrounding," making it the "anti-shelter" asserts Brosmer.

As far as financing goes, the New York-based Doe Fund has revenue-generating businesses, based on similar programs, that will help support some of the rehab and operations for the new center. RWW proposes that the District pay the organization to run the shelter. As Brosmer puts it, the District normally pays $25,000 to support one person in a homeless shelter annually, but this program, thanks to grants and other revenue, can do the same and give them job training for $17,500 a year. The best part, says Brosmer, is that after a year, the success rate is generally about 65%. Annually, she estimates, the program could save the District $1.5 million based on a 65% success rate.

Working with Harkins Builders, RWW is ready to "hit the ground running" claims Brosmer. "We'll have to secure some of the financing once we get the lease, but I believe it can be done from start to finish...in a year and a half."

Washington, DC real estate development news

Justice Park Showdown

Four development groups are vying for the opportunity build new residential on the site of the former Justice Park, a 12,000 s.f. parcel at 1421 Euclid Street N.W. in Columbia Heights. At an ANC meeting yesterday, teams presented their visions and their reasons to "pick me," though the plans all essentially create the same affordable residential product. As the developers compete over design, community benefits and financing capabilities, one group has less-than-subtly accused the rest of making empty promises. Though that sounds a lot like hot air, it gets to the core of an issue raised by our readers in response to DCMud articles on recent RFP awards and the opaque selection process for winning projects. It will be interesting to see if such a message resonates with the community and if it effects a change in the selection process in the Mayor's office. We're doubtful.

The Argos Group/Potomac Investment Partners joined forces with Sorg Architects and Ellisdale Construction to present a condo building with 34 units, 12 of which will be affordable. The futuristic, Jetson-like glass design will be built to LEED standards and offer 40 parking spaces. The team boasted local credentials and a relationship with the Fraternal Order of Police; we don't know what that has to do with getting the bid but it sounds impressive doesn't it? In the 30-slide presentation, the group did not discuss how the project would be financed, save for one bullet point, on the 29th slide, citing "financial capabilities." Hmm, doesn't quite ooze confidence.

Next up is the Euclid Community Partners, comprised of Dantes Partners, Perdomo Group and Capitol Construction Enterprises. The group proposes 37 units - all affordable rentals - for households earning at or below $60,000 a year. The spin for Euclid was that there are plenty of available luxury condos for high-earners nearby, but not enough workforce housing; they are filling a need in the community. The development team also boasts an available, self-financed $550,000 pre-development budget, claiming that the project would not require District funding. Now that's something to give pause. Dantes had luck on another RFP recently as part of the West End Development project team.

Now, for the self-proclaimed heavy hitter: Mosaic Urban Partners, Bogdan Builders and Bonstra Haresign Architects. The team promoted plans for their "Justicia" (ick, try again), a 27-unit, four story residential building with 8 "income restricted homeownership units." The Justicia team tried to rattle the competition in a two-fold strategy. First, by raising concerns about other groups' abilities to finance and deliver on projects, especially in these tough economic times. Bogdan claims they have abilities, pointing to their Logan Station project, which finished sales in 2009 - a tricky point, since they actually finished build-out in 2007, well before construction financing dried up. Mosaic also argued that a smaller project, like theirs, does not require any zoning approval and is therefore a better bet than one that does. Fair enough, though the competing designs could gain ANC support and probably will not make too many waves during zoning review.

Finally, the Neighborhood Development Company (NDC), with partners Hamel Builders and PGN Architects, propose a 39-unit, 5-story condo building. The project would offer 12 of the units as affordable and boast LEED Silver design elements. The only team to give a timeline, the NDC team indicated the project would require a zoning change, meaning the building would likely deliver during the first half of 2013. NDC has delivered projects like The Residences at Georgia Avenue during the financing crunch, though the team did not indicate whether or not it would require District funding.

According to the timeline on the website for the Deputy Mayor for Planning and Economic Development, a winner should be announced this month.

Washington DC real estate development news


Correction: The developers pointed out to DCMud that though the Logan Station project finished in 2007, their Cityscape on Belmont project was financed and sold out during the crunch.